Hesperia Municipal Code Art. VI Single-Family Residential Design Guidelines

Footnotes:

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Editor's note— Ord. No. 2011-10, § 3(Exh. A), adopted Aug. 16, 2011, amended Article VI in its entirety to read as herein set out. Former Art. VI, §§ 16.16.210—16.16.270, pertained to the rural residential district. See the ordinance list and disposition tables for full derivation.

All projects that require approval of a new or revised tentative tract map or extension of time for a tentative tract map after the effective date of this ordinance [Ordinance No. 2011-10] shall provide and maintain design standards and guidelines in compliance with the provisions of this article.

It is the duty of the development services department to enforce all permitting and entitlement provisions of this article. The director or his/her designee may impose such conditions deemed necessary to achieve the purpose of this article.

(Ord. No. 2011-10, § 3(Exh. A), 8-16-11)

While there is no specific architectural style required for residential buildings and structures in the city, high quality, innovative architecture is strongly encouraged. The primary focus is to develop a high quality residential environment. The architectural style and design of building elements should be consistent within itself and complementary with the neighborhood. The building design should take advantage of the site's unique natural amenities and surroundings, and consider compatibility with adjacent houses and the overall streetscape appearance. Human scale form and proportions are encouraged.

All projects that require approval of a new or revised tentative tract map or extension of time for a tentative tract map, including small lot subdivisions, should meet or exceed the standards of quality that have been set by surrounding development. New design, additions, and alterations to existing homes in tracts that were subject to this article should complement the surroundings and also contribute to the improvement of the area.

A. Facades and Architectural Detailing.

1. Residential facades should be articulated to add visual interest and minimize the mass of a building by breaking up the appearance of the facade. Facades should help to provide a sense of human scale. Elements of articulation include change of wall plane, door and window placement, facade details (moldings, material changes, etc.), and other appropriate architectural treatment.

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2. Architectural details such as decorative moldings, windows, dormers, chimneys, balconies and railings, and landscaped elements such as lattices, can also add detail to a facade and are strongly encouraged.

3. Facade treatment and architectural detailing should be relevant to the home's architectural style and should be carried throughout the entire house with each facade and any accessory building/structure.

4. Flat, blank walls, particularly along the front and side elevations, which are viewed from the street, are strongly discouraged and should be avoided. Also, excessive facade treatment and architectural detailing should be avoided as it can create a chaotic appearance.

B. Height and Roof Lines.

1. The roof is one of the most important elements contributing to the sense of scale and proportion of the building. Depending on the height and roof line, it could be the most visible architectural feature as viewed from the street. Height and roof lines should be consistent with the style of architecture of the house, and complement qualities of neighboring residential buildings such as type, slope, size, material and color.

2. The use of expansive, predominantly flat roofs (with a slope of less than two in twelve) is discouraged. On the other hand, the use of too many different roof angles or roof types on a building should also be avoided as this can create a disjointed, chaotic appearance.

3. Additions should maintain the same floor-to-floor height of the original building. Roof lines for additions should match the original slopes and ridgelines of the roof of the primary building.

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C. Front Entries.

1. A front entry consists of the front door and its surrounding architectural elements. Front entries are important as they serve as the primary focal point of a residence. Front entries shall be visible from the street and well illuminated.

2. Smaller, understated entries are strongly encouraged because they help create a more human scale to a home. Large, massive entries that are double height and appear two-story are strongly discouraged. Recessed entries can also add a human scale to a home and create an intimate feel and are encouraged.

3. Front entry doors and decorative elements such as moldings, columns, posts, lighting, and built-in benches and planters should be architecturally consistent with the style of the house.

4. Front porches are strongly encouraged as they provide a clear sense of entry, design interest, shade, weather protection for the front door, and help foster community interface. To ensure usability, a minimum porch depth of eight feet is required.

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D. Doors and Windows.

1. The placement and relationship of doors and windows is important in creating a unified building composition. Wherever possible, window sizes should be coordinated vertically and horizontally and window design should be consistent in terms of style and general arrangement on all building sides.

2. All doors and windows should be related with the chosen architectural style. Windows with widely varying styles are strongly discouraged. For additions, all new doors and windows should match those that are on the existing building/structure. All doors and window frames should be composed of the same material as those found on the existing building.

3. For additions and remodels, match the existing windows of the house. Double glazing is encouraged, if not required by Title 24 standards.

4. Knockers or door bells should be provided on doors. Entrance doors should provide viewers for safety and security.

5. Shutters, trim and moldings on windows are encouraged. Proposed window mullion widths, window trim or surrounds, material, and type should complement all existing windows. Mullion widths should be in scale with the windows and the building. Wider trim, such as 1 × 4 and 1 × 6, is preferred to narrower trim, such as 1 × 2.

6. Raw or clear anodized aluminum window frames are strongly discouraged.

7. Operable windows should have screens so they can be used for ventilation.

E. Garage Doors. Garage doors should not dominate the streetscape. Multiple paneled doors, windows, or other architectural detailing should be used on garage doors to reduce their visual impact from the street and better fit the scale of the house. Any architectural detailing should be compatible with the architectural style of the house.

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F. Awnings.

1. Awnings should be used only when compatible with the existing architectural style of the house. The same type and color awnings shall be used for the entire building. Awning color should accent the colors on the building.

2. Awning frames shall be designed to withstand the minimum wind speed as required in the adopted building code.

3. Canvas, vinyl or polyester awnings are preferred. Awnings shall be regularly maintained and deteriorating awnings shall be replaced promptly.

G. Dormers.

1. Dormers provide light and ventilation to the top floor of a building and can provide a means to increase livable area. They are highly visible elements of a roof. The dormer style should be consistent with the overall architectural style of the building. New dormers should be designed to match those already existing on the building.

2. Dormers should align with, or be centered between, the windows found on the main body of the building.

3. Dormer trim work should be painted to match the main body trim. Dormer sidewalls should be made with the same wall materials, finish, and color found on the main building.

H. Chimneys.

1. If chimneys are provided, they should be designed to reflect the architectural style of the building and be appropriate in scale with the building. Chimneys should use materials and detailing compatible with those found on the building. For remodels and additions, new chimneys should match the scale, design, and materials of any existing chimneys.

2. Spark arresters shall be provided with all chimneys and be architecturally compatible with the building.

I. Materials and Finishes.

1. The choice and mix of materials on residential facades and garage doors has a significant visual impact. Materials and finishes should be of high quality, appropriate for the style and scale of the house, and consistently applied. Piecemeal embellishment with frequent changes in materials should be avoided.

2. The use of at least one strong accent material is encouraged. The number of materials and finishes should be limited to those appropriate for the style of the house. Each style of house calls for a different mixture of finishes. For some architectural styles, only one or two finishes are appropriate, while others can support more. Too many materials are discouraged and can result in a chaotic, unpleasant facade.

3. For new buildings, the repetition of textures and color found in the neighborhood can help tie the new building to its surroundings. In remodels and additions, new materials should match those of the existing buildings. Accessory buildings/structures should match materials, finishes, and colors, found on the primary building.

4. Architectural design and exterior materials should be applied consistently on all sides of the building to provide continuity. Materials tend to appear substantial and integral to the building when material changes occur at changes in plane. Material changes not accompanied by changes in plane appear "tacked-on" and are strongly discouraged. When using wood siding or masonry as a primary or accent material in the front, extend it along the sides, or at least to an inside corner. Do not stop at an outside corner.

5. Exposed gutters and downspouts should be colored to match fascia or wall materials, unless designed as an outstanding architectural feature of the overall theme.

6. Materials that are responsive to climate, adjacent context and site orientation are encouraged. Natural materials suitable to the High Desert environment include stone, brick, and metals such as copper and are encouraged. Synthetic materials made to simulate natural wood and masonry are discouraged.

7. Stucco and plaster finishes should be consistent with the architectural style of the building. The use of very rough, "knock-down" stucco finishes is discouraged.

8. The use of sustainable building materials is strongly encouraged. This includes using quality materials with a long lifespan, selecting materials that are not energy-intensive to manufacture, using building products made from recycled materials, and repairing and maintaining well-built existing buildings to the fullest extent possible.

J. Color and Texture.

1. For most architectural styles, the number of colors on the exterior should be limited to a maximum of three, with an additional contrasting color for accent. In general, the lighter colors should be used for the main body, with darker shades for trim and accent. The larger and simpler the house design, the more subtle the color should be to reduce the massiveness of large wall planes.

2. Earth tones are best suited and are appropriate for most of the architectural designs found in the city. The use of strong or bright, unnatural colors, including the bright "white-on-white" color schemes for exterior stucco, wood siding, trim doors and shutters, should be avoided. However, the use of strongly contrasting, natural colors can be appropriate for accent use, such as for shutters and doors.

3. Details such as trim, shutters, posts, etc. should be articulated by the use of color, texture or both.

4. Color palettes and texture palettes should be kept relatively simple so that clashes and very dramatic contrasts are avoided.

K. Roofing Materials.

1. Roofing materials should be compatible with the architectural style and design of the building. Permanent roof materials, such as concrete and clay tile, are encouraged because of their low maintenance and consistent appearance over time. Metal roofing, wood shake or shingle roof is acceptable.

2. Natural barrel clay tile roofs should be replaced with the same material. For repairs, remodels, and additions, care should be taken in the selection of material and installation to match as closely as possible the color of the "aged" tiles, so that the finished roof does not have a patched look.

3. The use of composition shingles shall be prohibited.

4. The colors of natural roofing materials, such as barrel tiles and slate should be left natural and not be altered by staining or painting. Colors of synthetic roofing materials should simulate natural materials and should be consistent with the architectural style of the house.

5. Roofing materials with glossy surfaces appear unnatural and are strongly discouraged.

(Ord. No. 2011-10, § 3(Exh. A), 8-16-11)

The appearance of a residential property as it is viewed from the street or sidewalk is important to the overall appearance of a neighborhood. How well a house fits with its site and its surrounding environment contributes to the public view of the streetscape and to the success of the project. All forms of residential development including additions, new accessory buildings and new homes should first take into account the site on which the building will be built and the streetscape pattern of the neighborhood. In well-established neighborhoods, it is especially important to maintain the character of the neighborhood by respecting the pattern of the streetscape.

New homes should be compatible with the setback, proportion, and sale of the houses in the neighborhood. They should also be compatible with the existing on-site relationships of the surrounding neighborhood such as front facade orientation, scale of front entries, front porches, and front yard landscaping. Effective site planning should reflect the natural attributes of the site, while maintaining compatibility with the neighborhood.

A. Setbacks.

1. While respecting the minimum front and side yard setback as established in this code, a new dwelling's front and side yard setbacks should generally approximate that of adjacent residences. The front and side yard setback pattern on the block should be identified and respected to help unify the neighborhood.

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2. While some variation in setbacks can add interest and diversity to the street view, particularly in subdivisions, a setback that significantly differs from an established pattern may be disruptive to the character of the neighborhood.

B. Orientation. Dwellings should orient themselves to the street with a clearly identifiable front door and windows that face the street. Front windows and the front door contribute to "eyes on the street" which helps neighborhood security.

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C. Scale, Mass and Form.

1. The scale and mass of a new dwelling should blend well with neighboring houses and not overwhelm them with disproportionate size or a design that is out of character. Buildings that are out of scale with the neighborhood, with large, blank, flat surfaces, and insufficient open space and mature landscaping can appear out of place and incompatible with their surroundings.

2. A two-story building should not be constructed in a one-story neighborhood unless it is carefully designed to be similar in scale and mass with surrounding buildings. In such instances, the second story should be setback from the front of house to make the second story less visible from the street. Second floor balconies and small decks accented with landscaping can also reduce the visual impact of two-story buildings.

3. The size, mass, and height of a building should also be in proportion with the size of the property. It is not necessarily desirable to maximize the allowable lot coverage, but to provide ample open space and setbacks and preserve the character of the neighborhood.

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4. Architectural elements, such as simple roof forms, facade articulation, roof breaks, walls with texture materials and ornamental details, and incorporation of landscaping, are encouraged because they add visual interest and reduce the appearance of mass and scale.

5. If allowed, accessory buildings/structures and accessory dwellings should have comparable massing and form as the primary residence.

D. Environmental Considerations.

1. A house should be designed to be sensitive to its natural surroundings and compatible with the natural slope of the land, reflecting its contours. Grading should be minimized to follow the natural contours to the greatest extent possible. A house should be sited to maximize views of the High Desert environment and surrounding mountains.

2. Significant existing trees, vegetation and any other natural site attributes should be preserved to the greatest extent possible in the design and development of the house. Site design that requires altering landforms and removing trees is strongly discouraged.

3. A new house or addition should be designed to make best use of available sun, light and shade. This can be accomplished in the following ways:

a. Use windows for natural light as much as possible. Design windows for through airflow to promote natural cooling.

b. Use trees or roof with large overhangs to shade the house, particularly over south facing windows.

c. Use patios and porches to buffer the building from heat gain.

d. Incorporate attic turbines for ventilation and energy-efficient heating and air conditioning systems.

e. Locate open space in a manner to maximize use of sun and shade patterns, natural drainage and existing trees and vegetation.

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4. Maximize vegetative ground cover on the lot to absorb rainwater, provide drainage to large trees on the site, and reduce runoff. Extensive paving in the front, side and rear yards is strongly discouraged. Consideration should be given to the reduction of landscape maintenance and water consumption when selecting landscape materials.

E. Relationship to Adjacent Properties.

1. The visual impact of a new house and/or accessory buildings on adjacent properties should be minimized. Taller sections of buildings should be located where they will not obstruct sunlight to adjacent gardens, patios, pools, or rooms. Carefully positioning or limiting the width, depth, or height of proposed building elements is encouraged to preserve a neighbor's privacy and view. Privacy issues are extremely important on flag lots, where neighboring houses could abut a flag lot on four or five sides.

2. New windows should be placed where they promote privacy between properties. Windows should be offset or staggered from neighboring windows to maintain privacy between houses. Clerestory windows can be placed high on a wall to allow natural light and air, but no view to the adjacent property. Where a second story addition is planned, the new windows and walls should be positioned to promote visual and sound privacy between houses.

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3. Second floor balconies should be located to minimize the loss of privacy for neighboring properties. Avoid locating balconies so that they directly overlook a neighboring patio or yard.

4. Appropriate landscaping should be provided for privacy between neighboring properties in the rear and side yards. The use trees and shrubbery is encouraged to provide screens and buffers between neighbors and to shape spaces. Protect and care for any existing trees in the rear or side yards.

5. Outdoor lighting should be positioned so that no direct light extends onto neighboring properties. Take care in choosing and locating outdoor lighting fixtures so that privacy is maintained between properties.

F. Additions, New Accessory Buildings and Accessory Dwelling Units.

1. Additions and new accessory buildings/structures, and accessory dwelling units should maintain the look and appearance of the existing primary buildings so that they do not appear as an addition or new building. They should respect the architectural style, scale, and rhythm of the existing primary building. Building elements, such as roof pitch and style, building proportions, exterior siding and roofing materials, door and window style and materials, color, and texture, should match the existing primary building.

2. An addition should complement and balance the overall form, mass, and composition of the existing primary building on the property.

3. Additions are strongly encouraged to be located behind the house away from public view. Additions in the front yard are strongly discouraged.

4. When building an addition, efficient use of floor area is encouraged. Maximize floor area by combining uses of space, eliminating unnecessary rooms, and organizing rooms to eliminate hallways.

G. Garages.

1. Garages should not dominate the front elevation. The visual impact of garage doors along street frontages can diminish the character of the neighborhood. Garages should be located and designed in one of the following ways:

a. Access the garage from the side or rear of the lot. Where there is a rear alley and auto access is feasible, rear detached garages with alley access should be used.

b. Offset the garage behind the front facade of the house. The frontage of any garage should be setback a minimum of three feet from the dwelling's first story frontage.

c. If a garage must be located closer to the street than the front facade of the house, provide usable open space, such as a balcony or deck, above the garage with a trellis or roof along the frontage of the garage to reduce the visual impact. Also, designing an entry porch or trellis located in front of the living area to meet the setback of the garage can improve the visual appearance from the street.

d. Provide a side entry garage: locate the garage so that it faces the side of the lot, rather than the fronting the street.

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2. Recreational vehicles, boats, trailers, etc. shall not be located in view from the public right-of-way. They add visual clutter and detract from the appearance of the neighborhood. They shall be stored inside or rear yards, screened from street by fences or landscaping.

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H. Driveways and Walkways.

1. Large expanses of paving for driveways and walkways should be avoided to reduce visual impact and impervious coverage in the front yard. Minimizing the width of driveways where feasible is encouraged.

2. Driveways are encouraged to incorporate natural materials into their design with the use of stone or colored concrete. The use of decomposed granite is limited to small expanses such as the center portion of a driveway.

3. The walkway to the front entry should be designed at a human scale — between three to five feet in width - and not be excessively wide. Natural materials such as brick pavers or stone, tiles, and textured or stamped concrete for walkways are strongly encouraged.

4. The use of asphalt for driveways and walkways is prohibited.

I. Fences, Walls, Gates and Hedges.

1. Front yard fences and walls are strongly discouraged, particularly in neighborhoods where the predominant streetscape pattern has no existing fences in the front yard. This provides a quality of openness that contributes to an attractive overall streetscape in residential neighborhoods. Where permitted, front yard fences and walls shall not dominate the streetscape or reduce compatibility of the home with adjacent residences.

2. Fences, walls, gates and hedges for privacy may be used in side and rear yards.

3. The materials, design, height, and length of the fence or wall should be compatible with the architectural style, materials and overall size of the primary building. Landscaping should be provided adjacent to fences along street frontages to soften their appearance.

4. Fences and gates should be designed with simplicity to complement the house. Avoid ornate fences and gates, which draw attention, and detract from the main building.

5. Front yard fences and walls should provide a decreasing level of opaqueness as the height of the fence or wall increases to the maximum permitted.

6. Columns and other architectural features such as posts should be architecturally compatible with the primary building.

7. Gates should be designed to reflect the architecture of the primary building and the style and design of the fence or wall.

8. Hedges that are intended to provide screening and privacy should be planted so as not to encroach over the sidewalk or front property line if no sidewalk exists.

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9. Fences and walls should be constructed with materials such as masonry, metal, wood, or a combination thereof. The use of true wrought iron is preferred to hollow metal tubing. Barbed wire and chain link fencing are prohibited.

10. "Good neighbor" fences (fences that look equally good from both sides) are encouraged in side and rear yards.

J. Exterior Lighting.

1. Exterior lighting includes all lighting fixtures on front facades, security lighting, and landscape lighting. Adequate exterior lighting shall be provided on the front of the house to ensure neighborhood safety and security. Exterior lighting that accentuates architectural and landscape elements of the property is encouraged.

2. Recessed porches must be lit.

3. Light fixtures should complement the design of the house.

4. Photo-sensitive off/on switches are strongly encouraged for energy conservation and safety.

5. Exterior lighting should be positioned so that no direct light extends into neighboring properties or public rights-of-way. Illumination should be screened from adjacent properties. Cut-off luminaries should be used to prevent nighttime light pollution.

K. House Address Numbers.

1. Address numbers should be located near the front entry door or front entry porch in a location that is visible from the street.

2. Address numbers shall be a minimum of four inches in height or as required by the building code. The design of the numbers should be simple in shape so that they can be read easily from a distance.

3. Number colors should provide a strong contrast with background color. Address number illumination is required.

L. Utility and Mechanical Equipment.

1. All mechanical equipment shall be screened from view. Utility meters, transformers, backflow devices and equipment should be placed in locations that are not exposed to view from the street or they should be suitably screened. All screening devices should be compatible with the architecture and color of the house and should not look like a "tacked on" addition.

2. Roof mounted equipment should be avoided.

3. All antennas should be placed in building attics or interiors. All new units should be prewired to accommodate cable reception. Satellite dishes shall be located away from public view and should be considered early in the design process in terms of location and screening from view from the street and from common recreation areas.

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(Ord. No. 2011-10, § 3(Exh. A), 8-16-11; Ord. No. 2021-01, 3(Exh. A), 6-1-21)

Small lot single-family developments shall be developed according to the provisions and standards of this code. In addition to the aforementioned design standards and guidelines in this article, the following additional standards and guidelines should be incorporated into the design of projects for small lot, detached single-family development to create functionality and visual variety along local residential streets:

1. The architectural design, scale and mass of the development should blend well with the surrounding neighborhood and complement the character of the neighborhood.

2. Variation should be provided in unit types, architectural design and building massing to provide visual interest within the development.

3. Where possible, there should be some variation in setbacks, unit placement, and orientation to achieve efficient and unique site design and avoid a monotonous street scene.

4. Both active and passive open space and recreational amenities for private and common use by the residents shall be provided.

5. Decorative elements, such as architectural details, intensified landscaping, pedestrian paths, decorative lighting, etc. are encouraged to complement and enhance the development and create variety and interest.

6. Gated entries into small lot single-family developments are prohibited.

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(Ord. No. 2011-10, § 3(Exh. A), 8-16-11)